08/13/2003 P&Z Packet - Laserfiche WebLink

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• Crystal Cove page 5 Lot Depth: All three proposed lots appear to have less than the required minimum lot depth of 135 ft. This is due to the irregular shape of the original Highland Meadows East property: the southern line of Outlot B is not parallel with Lot 1, Block 2. A variance for lot depths is unavoidable if the property is to subdivide because dividing the property requires the new lots to front on 79th St. Lot Width: On the Crystal Cove plat, Lot 2 is approximately 6.5' short of the minimum lot width. Decreasing the width of Lot 1 would increase the width of Lot 2. Lot 1 is 15' wider than the minimum. With an additional 10 ft. recommended for the Lake Drive right of way, the Crystal Cove site is narrower. Nonetheless, if Lot 1 becomes 80' wide, it appears that Lot 2 could be approximately 48' wide and still leave enough for Lot 3 to accommodate the new setback from Lake Drive. Lot Area: Moving the lot line to increase the width of Lot 2 also would add area to Lot 2. With a 48' width, Lot 2 would be over 6200 sf, a 10% increase. Because of the irregular shape of the site, it is not possible to meet the minimum of 7500 sf . However, it, would be better to increase the lot area as much as possible. Though Lot 3 has excess area and width, the 40' setback from Lake Drive prevents moving everything to the east. It is better to maintain the Lake Drive setback and reduce the lot widths than move the structure closer to the road —a principal arterial. For these reasons, staff supports variances on lot width, depth, and area. However, Lot 2 could be increased in width, and the area could increase somewhat: recognizing that Lot 2 cannot meet the minimums. This should be shown on a revised preliminary plat prior to City Council consideration of the preliminary plat. Variance Findings of Fact: In considering all requests for variance or appeal and in taking subsequent action, the City shall make a finding of fact: a. That the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. b. That the plight of the landowners is due to physical circumstances unique to his property not created by the land owner. c. That the hardship is not due to economic considerations alone if reasonable use for the property exists under the terms of the ordinance. d. That granting the variance requested will not confer on the applicant any special privilege that would be denied by this ordinance to other lands, structures, or buildings in the same district. e. That the proposed actions will be in keeping with the spirit and intent of the ordinance. The irregular shape of site prevents the subdivision of the property in a way that would meet the minimum lot dimensions in the zoning ordinance. The acute angle formed by the intersection of 79th St. and Lake Drive create a particularly large area that is not